1213 Dodge St · Lake Geneva, WI 53147

$300,000

4 bd · 2.0 ba · 1,902 sqft · Other · 5 Days on market

Built 1900 0.28 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

Key facts

• 2.5 car garage
• Main flr laundry
• Shed

Tags

• NEW WINDOWS
• NEWER WATER HEATER
• MAIN FLR LAUNDRY
• 2.5 CAR GARAGE
• SHED
• GAZEBO

Property features AI

Exterior

• Parking: Detached 2-car garage; Approximately 2.5 garage parking spaces total
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; Two-story design; Estimated finished area above grade between 1,751 and 2,000 sq ft
• Construction: Built (year from assessor/public record); Wood construction
• Exterior features: Wood exterior; Cabana / gazebo; Garden shed; Sidewalks

Interior

• Kitchen: Kitchen on main level (19 x 13)
• Bedrooms: Primary bedroom on main level (11 x 11); Second bedroom on upper level (14 x 13); Third bedroom on upper level (13 x 6)
• Bathrooms: Two full bathrooms; Ceramic tile, tub only, shower over tub, and separate shower stall (various baths)
• Heating & cooling: Central air; Forced air heating (natural gas); Window/wall air conditioning units
• Interior features: Cable/satellite available; High-speed internet; Full basement with sump pump; Sun / four-season room; Screened porch; Living room (14 x 14); Family room (18 x 17)
• Laundry & utility: Window A/C units noted in appliances (additional cooling); Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 8.2% vs local median 2.7% in Lake Geneva — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#247 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety D-.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 229 active listings in the ZIP; solid renter incomes; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).
• At $3,187/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 526% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $185k; list at $300k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-18,669
• Equity at exit: $44,731

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $22,392
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 53147

• Active inventory: 229
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,187 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $470

Break-even live

Break-even rent $2,593

Max offer price $300,000

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   status $300,000 Pending 5 DOM
2. 2026-05-31
   days on market $300,000 Active 5 DOM
3. 2026-05-30
   days on market $300,000 Active 4 DOM
4. 2026-05-22
   listed $300,000 Active
5. 2018-12-07
   soldstatus $185,000 Sold 621-char remark

   Show marketing remark (621 chars)

   Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

6. 2018-12-07
   soldstatus $185,000

   Show marketing remark (621 chars)

   Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

7. 2018-11-06
   status Pending 621-char remark

   Show marketing remark (621 chars)

   Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

8. 2018-11-05
   historical Contingent 621-char remark

   Show marketing remark (621 chars)

   Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

9. 2018-10-19
   price $199,000 621-char remark

   Show marketing remark (621 chars)

   Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

10. 2018-10-04
    price $229,000 621-char remark

    Show marketing remark (621 chars)

    Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

11. 2018-08-02
    price $259,000 621-char remark

    Show marketing remark (621 chars)

    Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

12. 2018-07-13
    listed $279,000 Active 621-char remark

    Show marketing remark (621 chars)

    Classic Victorian poised on the edge of the highly coveted Maple Park Historical District and located only 3 blocks from Lake Geneva! This 4 bedroom & 2 Full Baths has two large front & back 3 seasons porches, plus a 2.5 car garage and a beautiful fenced in backyard with a garden, gazebo, shed & children's playhouse. Main level provides an open floor plan, along with the Master & Laundry. Home has newer utilities, but needs some updating. Family owned and well kept for 99 years, and now a unique offering to those who are seeking an enjoyable pedestrian lifestyle in the heart of Lake Geneva!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $4,201 · $350/mo
• Projected year-2 tax: $4,875 · $406/mo
• Expected delta: +$675/yr (+$56/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥104°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,247
• − Mortgage interest: −$16,805
• − Property taxes: −$4,201
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$8,727
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $5,421/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Lake Geneva

• Score: 72/100
• State rank: #247
• US rank: #6394

Category grades

Amenities F Commute F Cost of living A- Crime A- Employment C+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Geneva, WI
• County: Walworth County · 37,189 people
• City population: 18,638
• Metro: Whitewater, WI
• Population (ZIP): 18,638
• Household income: $83,566
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 526.0

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.25%
• Current HPI: 243.6097
• Rent YoY: —
• Metro: Whitewater, WI
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+7.5% since first listed

9 events — show timeline

• 2026-05-22 Listed $300,000 METROMLS
• 2018-12-07 Sold (Public Records) $185,000 Public Records
• 2018-12-07 Sold (MLS) $185,000 METROMLS
• 2018-11-06 Pending — METROMLS
• 2018-11-05 Contingent — METROMLS
• 2018-10-19 Price Changed $199,000 METROMLS
• 2018-10-04 Price Changed $229,000 METROMLS
• 2018-08-02 Price Changed $259,000 METROMLS
• 2018-07-13 Listed $279,000 METROMLS

Property tax history

+1.0%/yr

Latest (2025): $4,201 · +6.8% YoY. Source: county tax records.